Impact of land use regulations on density and development patterns in the National Capital Region in India

The unprecedented growth in population of Delhi and the consequent haphazard developments had been putting severe pressures on the existing physical and social infrastructure since 1950s. The region comprising portions of 3 adjoining states around Delhi measuring a total area of over 33500 square kilometres was designated as National Capital Region (NCR) in 1985 by Government of India. The key rationale was to promote balanced and harmonized development through an inter-state regional development planning framework of regional plan, sub-regional plans, development plans and land use regulations for the region. Land development in NCR has been strongly guided by planning regulations in accordance with master plans prepared from time to time primarily involving green field locations. Haryana sub-region has been quite proactive among all the constituent states by preparing development plans for the urban areas under its jurisdiction, thus providing certainty to developers and investors. Innovative partnership model of development in the form of public-private partnership has been an active mode of supply of housing and commercial property for last three decades. Public sector has also played a catalyst role in providing trunk infrastructure and services in the initial periods of development cycle. Compulsory purchase has been used by the public sector as a key instrument to kick-start the development process. However, private sector will have to assemble land independently from the open market. Land use regulations and development controls have been key factors in shaping the skyline and urban form in Haryana sub-region. This paper begins with analysis of variation in development patterns by using Gini coefficient, which is an index of inequality. Furthermore, the paper analyses the impact of planning regulations on density and development patterns in the case study area of Haryana sub-region of National Capital Region.